staff notes et
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 22, 2016
Site Plan PZ 231-2016 Michael & Elaine Feeney/ Lockhart Mountain Rd/
FWW PZ 232-2016 Rural Residential 3 acres- RR3A
SEQR Type II
Material Review: application, freshwater wetland permit, sheet 1 overview, sheet 2 grading plan,
sheet 3 driveway profile, sheet 4 details, sheet 5 stream crossing details, and an aerial view
Parcel History: n/a
Requested Action
Planning Board review and approval to construct a 2,600 sq. ft. (footprint) single family home with attached
garage on a 5.6 acre+/- lot where the project occurs within 50 ft. of 15% slope.
Resolutions
1. Planning Board decision
Prosect Description
Applicant proposes to construct a 2,600 sq. ft. (footprint) single family home with attached garage on a 5.6 acre
+/-lot where the project occurs within 50 ft. of 15% slope. The project includes a stream crossing and work
within an APA wetland. Project is subject to DEC for stream crossing and APA jurisdiction for a previous
enforcement action for wetland disturbance. Project disturbs greater than 1 acre and a stormwater report and
SWPPP are part of the submission. Pursuant to Chapter 94, 179-6-060 of the Zoning Ordinance, construction
within 50 ft. of shoreline and within 50 ft. in 15% slope shall be subject to Planning Board review and approval.
Staff Comments
Location-The vacant lot is between existing residential house numbers 201 and 185 on Lockhart Mountain Dr..
The project is within the Adirondack Park and Lake George Basin.
Arrangement- The project includes construction of a 2,600 sq ft home with a height of 35 ft, a new driveway
with a crossing over a wetland/stream area, the installation of a septic system and well. The project area also
contains areas of 15% slope.
Site Design-The project includes disturbance of 1.5 ac where the amount of disturbance is also subject to a
major stormwater permit. The driveway construction includes grassed swales and the home includes a stone
trench for stormwater management. The plans also call for retaining walls near the driveway entrance, house
site and septic area.
Grading and drainage/Sediment and erosion control plans —A stormwater control report has been provided
and is being reviewed by the Town Engineer. The plans show the location of the erosion control measures to be
installed for construction.
Freshwater Wetlands permit: The plans show the delineated wetland area and cross section details of the stream
crossing. The permit indicates the wetland area is 0.5 ac and the existing driveway access in the wetland area
will disturb 1,040 sq ft of wetland.
Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written
request of an applicant. The application form identified as "Requirements outlines the items to appear on the
site plan or included as attachments. At the time of application the applicant has either requested waivers,
indicated the item not applicable or has not addressed the item/ left check box blank. This includes the follow
items listed under Requirements of the applicant's application: g. site lighting, h. signage, 1. landscaping, n
traffic, o. commercial alterations/ construction details, p floor plans, r. construction/demolition disposal s. snow
removal.
Nature of Variance
Pending:The applicant requests relief installation of stormwater devices less than 100 ft from the wetland.
Summary
The applicant has completed a site plan and freshwater wetlands permit for the site development of a single
family home. Planning board decision pending ZBA review and decision.